HomeMy WebLinkAboutR-2003-195 VA-50-03 Hilton Sign Variance RESOLUTION NO. 2003- 195
i
A RESOLUTION OF THE CITY OF DANIA BEACH, APPROVING THE
VARIANCE REQUEST SUBMITTED BY ROBERT I. MCLAREN,
REPRESENTING COED-STIRLING ROAD, LLC (THE HILTON GARDENS
INN), FROM CHAPTER 28, ZONING, ARTICLE 28, SIGNS, FOR
PROPERTY LOCATED 180 Sal 18T" AVENUE, (NORTH OF STIRLING
ROAD EAST OF INTERSTATE 95), DANIA BEACH; PROVIDING FOR
CONFLICTS; FURTHER, PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Dania Beach Code of Ordinances, Chapter 28, Article 28 sets sign
regulations for proposed developments within the City of Dania Beach; and
WHEREAS, Robert I. McLaren representing Coed-Stirling Road, LLC (THE HILTON
GARDENS INN) has applied for a variance (VA-50-03) from the following:
a) Article 28.110 (3) — Sign Restrictions in areas zoned Commercial:
(i) Two (2) monument signs (one sign allowed)
(ii) Monument sign setback of 3.5 feet (5 feet required)
(iii) Directory signs of nine (9) square feet (4 sq. ft. allowed)
b) Article 28.140 — Shopping Centers, hotels, office complexes and industrial
complexes exceeding 80,000 sq. ft. within 1,000 feet of 1-95 or 1-595:
(i) Height of pole sign 100 feet (50 ft. allowed)
(ii) Size of pole sign 200 sq. ft. (48 sq. ft. permitted)
for property located at 180 Southwest 18th Avenue, (North of Stirling Road East of
Interstate 95), Dania Beach, Florida; and
WHEREAS, the Planning &Zoning Board on July 16, 2003, recommended that the
City Commission grant variance request VA-50-03 based upon the criteria set forth in
section 10.13 of Article 10, of Chapter 28, Zoning, of the Code of Ordinances of the City of
Dania Beach;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE
CITY OF DANIA BEACH, FLORIDA:
VA-50-03 1 RESOLUTION NO. 2003-195
Section 1. That that certain application VA-50-03, for variances as described above
• (from requirements in Chapter 28, Zoning, Article 28, Signs), a copy of which is attached as
Exhibit "A" is approved, subject to the following:
The 100 feet pole and sign structure (I-beam and cabinet) shall be painted
light blue or gray to reduce the visibility of the sign pole and/or at the
discretion of staff.
® The 100 feet sign pole shall be fully integrated into the sign cabinet such that
it appears as a single structure.
• Review of detailed rendering of sign colors and materials.
Section 2 . That all resolutions or parts of resolutions in conflict with this resolution
are repealed to the extent of such conflict.
Section 3. That this resolution shall be in force and take effect immediately upon its
passage and adoption.
PASSED AND ADOPTED THIS 26t" DAY OF Augus 20
i
ff0_B A TON
MAYOR — COMMISSIONER
ATTES ROLL CALL:
COMMISSIONER CHUNN - YES
COMMISSIONER FLURY -YES
HARLENE JO ON COMMISSIONER MIKES - YES
CITY CLERK VICE-MAYOR MCELYEA - YES
MAYOR ANTOW YES
APPROVED AS TO4FR AND CORRECTNESS:
BY:
TFf0M4 J.
CITY A TORNEY
VA-50-03 2 RESOLUTION NO. 2003-195
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APPLICATION NUMBER: CITY OF DANIA BEACH Date stamp
100 WEST DANIA BEACH BLVD.
DANIA BEACH, FL 33004
(954) 924-3645
APPLICATION FOR VARIANCE
The undersigned petitions the CItY Commission of the City of Dania Beach, Florida to consider
the variants of the parcel(s) of land described in this application.
NAME OF APPLICANT: Robert I. MacLaren, II phone: (561) 395-1000
ADDRESS OF APPLICANT: 798 So. Federal Hwy. , #100, Boca Raton,Fax: (561) 368 6930
PROPERTY INTEREST OF APPLICANT: Florida 33432
meat �f Anplicant
NAME AND ADDRESS OF PROPERTY OWNER: Annn Stirling Road, L,L C.
Rnr uarr,„
FL 33431
ADDRESS AND LEGAL &FOLIO OF SUBJECT PROPERTY: 180 S.W. 18th Avenue, Dania Beach, FL
PLAT OF HILT GAunFNS AT STTRT TNG ROAD,
according to the plat thereof, as recorded in Plat Book 171 at Pages 14, 15, and 16
PRESENT ZONING: C-1 LOT SIZEIAREA:
PRESENT/PROPOSED USE OF PROPERTY: Hilton Gardens Hotel
• DESCRIPTION OF VARIANCE (S): (LIST THE ZONING CODE SEC11ON YOU WOULD LIKE THE
VARIANCE FROM AND WHAT IS PROPOSED--PLEASE CONTACT THE ZONING DEPARTMENT
FOR ASS/STANCE WITH THE ZONING REGULATIONS AND ARTICLE NUMBERS):
gians .
28.110(a) (2) - 2roposed - setback of 3.6 feet rather than 5 feet
28.140(1) - Proposed height of Pole sign 100 feet
28.110 d 1 - Proposed - director' si ns of 9 s . ft. rather than 4 s . ft.
1��-GY'7 G'y�c7LQj
LIST THE NAMES, ADDRESSES AND PHONE NUMBERS OF ANY CONSULTANTS IF ANY (I.E.
ARCHITECT,ATTORNEY):
Miguel Rodriguez - Rodriguez Associates Inc.
Robert I. MacLaren II - Attorney
PLEASE COMPLETE THIS PORTION OF THE APPLICATION CAREFULLY. EACH REQUEST FOR A
VARIANCE MUST STAND ON ITS OWN jdE'RITS WITHOUT REGARD TO ANV OIWER PROPE Ty.
The following questions pertain to the crtteda upon which the City Commission and Planning and Zoning
Board will consider this application.
1) Describe how special conditions and circumstances exist which are peculiar to the land, structure or
building involved and which are not applicable to other lands, structures or buildings In the same
zoning district.
See attached.
VLV/ LVVJ 1L•VV ✓, il/./. awL..v.. --- --....r—..------
Z) Provide evidence that the special conditions and circumstances do not result froth the actions of the
applicant.
• goo attarhad
3) Describe how granting the requested variances) will not confer any special privilege on the applicant
that is denied by the zoning code to other lands, buildings or structures In this same zoning district.
See attached.
4) Provide evidence that the literal interpretation of the provisions of the zoning code would deprive the
applicant of rights ooMmonly-enjoyed by other properties In the same zoning district and would work
unnecessary and undue hardship on the applicant
See attached.
5) Describe how the requested variance Is the minimum variance that will make possible the reasonable
use of the land, building or structure.
.RPP attach Ptt
• 6) Explain how the grant of the varlance(s) will be in harmony with the general Intent and purpose of the
zoning code, and that such variances) will not be injurious to the area involved or otherwise
detrimental to the public welfare.
—See atta�ched.
7) Please add any other comments which may assist the City Commission and the Planning and Zoning
Board In reviewing this request,
This is to certify that I am the owner of the subject land(s) described above In the petition for variances
(Complete only if applicable) I have also authorized the undersigned petitioner
to make and file this application for variance,
SIGNATURE OF PFK*UM ONMER
STATE OF AMA Print Blame:COUNTY OF GROWARD
_
The forgoing instrument was acknowledged before me on_ 2001 by
as jtitle] for[name of entity)
a Florida Corporation,who is__personally known to me,or produced
as Identification.
My Commission Expires: NOTARY PUBLIC
., YJl!M7�GCJYJJ 1G•civ .......... _—.._.. _..._ - -. .
FOR USE WHEN APPLICANT N9I OWNER OF SUBJECT PROPERTY: THIS IS TO CERTIFY THAT I AM
THE OWNER OF THE SUBJECT LANDS DESCRIBED ABOVE IN THE APPLICATION FOR VARIANCE AND THAT
• I HAVE AUTHORIZED Robert 1, MacLaren., II TO MAKE AND FILE THE AFORESAIO
APPLICATION.
CO -STIRLI C.
I A R O P E TY OWN Manager
STATE OF FLORIDA Print Name: -
COUNW OF BROWARD
d 2003
The forgoing Instrument was acknowledged before me o 7 by Xjcbn1gA Eras DS
as[title] Manager �___T• (name of entity] oe t rlin Road,
T.T. C ,s Florida taao,who i®_ onsinv known to ,or pro4uced
as identification. limited lability com ny,
My Commission Expires: JA
PUBLIC
Chad Ilat for Planning D@pL: Plan Fee Surrey
orb Lima 0 mmuww
* *nay cmm"Im ccee"N
�� E*M*October 9.2003
1. There are special conditions that are peculiar to the location of the property
• and the location of the building that necessitate the need for an additional
monument sign and for a setback variance for the "first monument" sign.
The Dania Beach Code of Ordinances allows one (1) monument sign,
28.110(a)(1) and requires that it be set back five (5') feet from the property
line, 28.110(a)(2). The overriding goal of both the City and the Developer
was to retain as many of the significant oak trees located on the site as
possible. The designed solution developed and approved to achieve this
goal precludes the positioning of the monument sign perpendicular to S.W.
181h Avenue at a location set back five (5)feet from S.W. 181h Avenue. The
precise location of the driveways, walkways, and buildings were all
established to save as many of the oak trees as possible. The resulting
configuration of the driveway to accomplish the goal simply does not provide
sufficient space to locate the monument sign five (5)feet from the curb due
to the location of the driveway.
The Applicant also requests a second "monument sign" at the entry
way/parte cochere. This sign is part of a water feature and announces to the
customers that they have arrived at the main entrance to the Hotel.
The Applicant requests that the directory signs be nine(9)square feet rather
than four (4) square feet as provided by 28.110(d)(1). The larger size is
necessary to provide people on the premises to be able to locate the various
areas set forth on the signs.
The Applicant requests that it be allowed to place a one hundred (100) foot
pole sign on the property and that the sign itself be two hundred (200)square
feet. City of Dania Beach Municipal Code of Ordinances 28.140(1) allows
pole signs of fifty(50')feet but with a sign area not exceeding forty-eight(48)
square feet. The additional height of fifty (50) feet is necessary in order to
have the sign above the tree canopy. This site has significant tree canopy
and a pole sign of only fifty (50) feet would not be visible from the abutting
highways. It is estimated that the sign will only be eighteen (18)feet above
the tree canopy.
The Applicant requests that the sign be two hundred (200) square feet for
several reasons the first of which is proportionality. A forty-eight(48)square
foot sign face on top of a one hundred (100) pole is difficult to read and
aesthetically not proportional. The two hundred (200) square feet sign will
be more aesthetic and will allow motorists passing by to be able to read the
sign above the tree canopy.
2. The significant trees on the site constitute a special condition and
circumstance that is clearly not the result of the action of the Applicant. The
requested variances are the result of the design solution that was approved
in order to retain as many of the trees as possible.
• 3. The granting of the requested variances will not confer any special privileges
on the Applicant that is denied by the zoning code to other lands, buildings
or structures in the same zoning district but will equalize treatment with other
lands. The large number of trees on the site enhance the attractiveness of
the site but do require design modifications to maintain the trees and tree
canopy. The trees are a very desirable feature and the Applicant should not
be penalized for efforts to design around the trees.
The use and development of the parcel pursuant to the variances requested
will permit afar better design solution to be implemented which will at all
times be consistent and computable with the use of the neighboring parcel.
4. A literal interpretation of the zoning code would deprive the Applicant of
rights commonly enjoyed by other properties in the same zoning district and
would work unnecessary and undue hardship upon the Applicant. Property
owners of parcels located in this zoning district enjoy the right to provide
signage for the benefit of businesses located thereon, absent the approval
of the requested variances, the Applicant would be denied the meaningful
exercise of this right commonly enjoyed by all other property owners in this
zoning district. The pole sign would not be visible because of the tree
canopy and a monument sign could not be placed perpendicular to the
roadway abutting the Hotel. It would be a severe hardship for the Applicant
® if motorists and guests could not locate the Hotel.
5. The requested variances are the minimum variance that will make possible
the reasonable use of the Applicant's property. The monument sign will be
merely 1.4 feet closer to the road than set forth in the Ordinances and this
is due to the placement of the driveway to protect the trees. Likewise, the
requested pole sign will be only eighteen (18') feet above the canopy of the
trees and of a size so that motorists and guests will be able to locate the
Hotel.
6. The variances are in complete harmony with the general intent and purpose
of the zoning code and will not be injurious to the area or detrimental to the
public welfare. As noted,quality development in the area has been achieved
through the use of similar variances to those requested in this Application.
The immediately surrounding area is comprised of a Burger King and hotels
and the site is in close proximity to two(2)major roadways, Stirling Road and
1-95. 1-95 is elevated in this area. These requested variances afford to the
Applicant the same rights as others located in the area.
7. The development and use of the parcel in the highest quality manner
dictates the utilization of the variances requested in this Application. The
employment of this design solution results in a benefit to both the parcel and
® - 2 -
i
the community without in any manner impacting surrounding areas other
than in a positive manner.
H:\LIBRARY\03\23497\Cor\Attachment.wpd
® - 3 -
AGENDA REQUEST FORM
CITY OF DANIA BEACH
AGENDA ITEM NO.
7ffA
1. DATE OF COMMISSION MEETING: AUGUST 26, 2003
2. DESCRIPTION OF AGENDA ITEM: PUBLIC HEARING -VA-50-03 VARIANCE REQUEST
3. COMMISSION ACTION BEING REQUESTED: ADOPT RESOLUTIONS
4. SUMMARY EXPLANATION & BACKGROUND: SIGN VARIANCE REQUEST BY ROBERT I
MCLAREN, REPRESENTING COED-STIRLING ROAD, LLC FOR THE HILTON GARDENS INN,
FOR PROPERTY LOCATED AT 180 SW 18T" AVE. (NORTH OF STIRLING ROAD AND EAST OF
INTERSTATE 95 TO ALLOW THE FOLLOWING FROM CHAPTER 28,ZONING:
a) Article 28.110 (3)—Sign Restrictions in areas zoned commercial:
(i) Two (2) monument signs (1 sign allowed)
(ii) Monument sign setback of 3.5 feet (5 feet required).
(iii) Directory signs of nine (9)square feet (4 sq. ft. allowed)
b) Article 28.140—Shopping Centers, hotels, office complexes and industrial complexes exceeding
80,000 sq. ft. within 1,000 feet of 1-95 or 1-595:
(i) Height of pole sign 100 feet (50 ft. allowed)
® (ii) Size of pole sign 200 sq. ft. (48 sq. ft. permitted)
5. ATTACHED EXHIBITS AND ADDITIONAL BACKUP MATERIALS (PLEASE LIST):
Staff Report
Resolution
Variance Application
Public Hearing Notice
Mailing List/ Location Map
Sign Plan
6. FOR PURCHASING REQUESTS ONLY: Dept: Amount: $
7. REVIEWED AND APPROVED FOR ADDITION ON AGENDA:
Planning and Zoning Advisory Board recommended approval at their July 16, 2003 regular
meeting.
Submitted by:
Laurence G. Leeds, AICP, Director Date August 18, 2003
Community Development Department
® City Manager Date
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CITY OF DANIA BEACH
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
DATE: August 26, 2003
TO: Ivan Pato, City Manager
FROM: LaurenceLeeds, AICP Director
Corinne Church, AICP, Principal Planner eko
SUBJECT: VA-50-03 — Hilton Gardens is requesting sign variances
for the property located 180 Southwest 18t' Avenue,
(North of Stirling Road East of Interstate 95).
Variance:
The variance request is described as follows from Chapter 28, Zoning:
® (a)Article 28.110(3) — Sign Restrictions in areas zoned commercial:
(1) 2 monument signs (1 allowed).
(2) Monument sign setback of 3.5 feet (5 feet required).
(3) Directory signs of 9 sq. ft (4 sq. ft. allowed).
(b) Article 28.140 - Shopping centers, hotels, office complexes and
industrial complexes exceeding 80,000 sq. ft. within 1,000 feet of I-95
or I-595:
(1) Height of pole sign 100 feet (50 feet allowed).
(2) Size of pole sign 200 Sq. Ft. (48 Sq. Ft. Permitted)
The City Commission approved the site plan for this project on June 27, 2000.
Construction of the building is now underway. The applicant is requesting five
(5) sign variances for the Hilton Gardens hotel.
2 monument signs (1 allowed)
The applicant is proposing two (2) monument signs on site; the Zoning Code
only allows one. The first monument sign is proposed at the entrance of the
property perpendicular to SW 18t' Avenue. The second monument sign is
located near the porte cochere and is designed as part of the fountain.
The Zoning Code allows one monument sign to be 42 square feet and 8 feet
tall. The applicant is proposing a 20.36 square foot monument sign standing 3
feet tall at the entrance of the property and a 16 square foot monument sign
standing 4.5 feet as part of the fountain structure. Together the total sign area
of both monument signs is less than the maximum area allowed for one sign.
Due to the lesser size of each of the signs, staff supports this variance.
Monument sign setback of 3.5 feet (5 feet required)
The monument sign proposed at the entrance of the property is setback 3.5
feet instead of the required 5 feet. The monument sign is proposed to be
located in a landscape area that is approximately 13 feet wide at its widest
part. A light fixture is proposed to be located in the same area, thus causing a
reduced area available for location of the monument sign. Due to the limited
area in which to construct the sign, staff supports this variance.
Directory signs of 9 sq. ft (4 sq. ft. allowed)
The applicant is requesting a total of eight (8) directional signs. Each
directional sign is proposed to be nine (9) square feet instead of the maximum
four (4) square feet as allowed by the Zoning Code. These signs will be located
on site and will not be visible from the public right-of-way. Therefore, staff
supports this variance.
® Height of pole sign 100 feet (50 feet allowed)
The applicant is proposing a 100 foot high pole sign located in the south east
corner of the property. This property is located one lot north of Stirling Road.
The hotel will be six (6) stories and the existing tree canopy is approximately
the same height as the hotel. While an 80 foot pole sign will clear the tree-line,
the same sign will not be visible from northbound I-95.
Existing nearby hotel pole signs includes the Comfort Inn (on Stirling Road in
Hollywood) and the Spring Hill Suites (NE corner of Stirling and Interstate 95 in
Dania Beach).
Staff initially recommended approval of an 80 foot high pole sign. The Planning
and Zoning Advisory Board requested staff study the issue further to determine
if an 80 foot high pole sign would be sufficiently visible to be effective.
Based on further analysis as directed by the P and Z Board, staff now
recommends that a variance to allow a 100 foot high pole sign. This
recommendation is based on the following special and unique circumstances
relating to this site only.•
® 1) The site does not front any major road or I-95.
2) The site abuts a conservation area to the south. The height of trees
is approximately 60 feet, obscuring a permitted 50 foot high pole
sign.
3) The view of the site from southbound I-95 is obstructed by the
Spring Hill Suites
4) The view of the site from northbound I-95 is obstructed by retail
stores in Oakwood Plaza built directly adjacent to I-95.
A 50 foot pole sign would be totally obscured by the trees on the conservation
parcel located south of the hotel. While an 80 foot high pole sign would clear
the tree line of the conservation parcel, the same height sign would be
obstructed by stores in Oakwood Plaza for persons traveling northbound on I-
95. While only about 20 to 30 feet in height, the K-Mart/OfFce Max stores are
so close to the interstate that they restrict the line of vision for persons
traveling northbound on I-95.
The existing Comfort Inn pole sign is approximately the same distance from I-
95 as the proposed Hilton Gardens sign and appears to be 90-100 feet in
height. While the Comfort Inn sign is generally visible from I-95 over the top of
® the K-Mart/Office Max roof line, the view of an 80 foot sign would be
obstructed by these same stores.
Therefore, staff recommends approval of the proposed 100 foot pole sign
height subject to the following:
a) The pole and sign structure (I-beam and cabinet) shall be painted
light blue or gray to reduce the visibility of the sign pole, and or at
the discretion of staff; and
b) The sign pole shall be fully integrated into the sign cabinet such
that it appears as a single structure.
Size of pole sign 200 sq. ft. (48 sq. ft. permitted)
The applicant is proposing the sign area of the pole sign to be 200 square feet;
the Zoning code allows a maximum of 48 square feet. The Comfort Inn pole
sign appears to be at least 200 square feet in area. The Spring Hills Suites pole
sign is excessively large at 387 square feet. Based on the location of Hilton
Gardens, the absence of major road and Interstate 95 frontage visibility, staff
recommends approval of the 200 square foot sign panel, subject to review of a
detailed rendering of sign colors and materials.
VARIANCES: STAFF RECOMMENDATION
2 monument s/gns(1 allowed).
Approval.
Monument sign setback of3 5 feet(5 feet ng red).
Approval.
Directory signs of 9 sq ft(4 sq tt allowed.
Approval.
Hen&of pole Sian 100 feet(50 feet allowed).
Approval, subject to the following:
a) The pole and sign structure (I-beam and cabinet) shall be painted
light blue or gray to reduce the visibility of the sign pole, and/or at
the discretion of staff; and
® b) The sign pole shall be fully integrated into the sign cabinet such
that it appears as a single structure.
Size of pc/e sign 200 sq. ft 648 Sq Ft Permitted)
Approval, subject to review of detailed rendering of sign colors and materials.
VARIANCES: PLANNING AND ZONING ADVISORY BOARD
RECOMMENDATION
2 monument signs(1 allowed,
Approval
Monument sign setback of3.5 feet(5 feet required.
Approval.
D/rectorysigns of sq ft(4 sq It allowed).
Approval.
Heightpole sign 100 feet 6LO feet allowed
• Approval of 80.feet,:subject to P and Z Board directing staff to re-evaluate the
height of pole sign and context of tree canopy exposure to north bound
Interstate-95 and related items, subject to final recommendation to be made by
Community Development staff and the following additional conditions:
i) The pole and sign structure (I-beam and cabinet) shall be painted
light blue or gray to reduce the visibility of the sign pole, and/or at
the discretion of staff; and
ii) The sign pole shall be fully integrated into the sign cabinet such
that it appears as a single structure.
Size of pole sign 200 sq. ft: 6 8 Sq Ft. Permitted.
Approval, subject to review of detailed rendering of sign colors and materials.
NOTICE OF PUBLIC HEARING
CITY OF DANIA BEACH
NOTICE IS HEREBY GIVEN that a public hearing will be held before the City Commission on Tuesday,
August 26, 2003 at 7:00 p.m., or as soon thereafter as possible, in the Dania Beach Commission
Chambers, Administrative Center, 100 West Dania Beach Blvd., Dania Beach, Florida 33004, for the
purpose of hearing any comments which might be made to the following requests:
VA-50-03 — Hilton Gardens is requesting sign variances for property located at 180 Southwest 18th
Avenue, (North of Stirling Road East of Interstate 95) in Dania Beach, for the Hilton Garden Inn. The
request is described as follows from Chapter 28,Zoning, Article 28, Signs:
(a) Article 28.110(3) —Sign Restrictions in areas zoned commercial:
(1) Two (2) monument signs; (One (1) sign allowed).
(2) Monument Sign setback of 3.6 feet; (5 feet required).
(3) Directory signs of 9 sq. ft; (4 sq. ft. allowed).
(b) Article 28.140 - Shopping centers, hotels, office complexes and industrial complexes exceeding
80,000 sq. ft.within 1,000 feet of 1-95 or 1-595:
(1) Height of pole sign 100 feet; (50 feet allowed).
(2) Size of Pole Sign 200 Sq. Ft. (48 Sq. Ft. Permitted)
Property is legally described as: Parcel "A", "Hilton Gardens at Stirling Road", according to the plat thereof,
® as recorded in Plat Book 171, Pages 14, 15 and 16 of the public records of Broward County, Florida. Said
Lands situate in the City of Dania Broward County, Florida. Containing 118,796.7 square feet / 1.7272
acres, more or less.
Copies of the proposed petition are available for viewing in the Community Development Department, 100
West Dania Beach Blvd., Dania Beach, Florida between the hours of 8:00 a.m. and 4:00 p.m., Monday -
Friday. Interested parties may appear at the public hearing and be heard with respect to the proposed
petition.
In accordance with the Americans With Disabilities Act, persons needing assistance to participate in any of
these proceedings should contact Charlene Johnson, City Clerk, 100 W. Dania Beach Blvd, Dania Beach,
FL 33004, and (954) 924-3630, at least 48 hours prior to meeting.
Any person who decides to appeal any decision made by the City Commission with regard to any matter
considered at this meeting or hearing will need a record of the proceedings and for such purpose may need
to ensure that a verbatim record of the proceedings is made, which record includes the testimony and
evidence upon which the appeal is to based.
Lou Ann Cunningham
Planning Associate
Publish: Friday, August 15, 2003
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